1st Quarter 2016 - Glacier City Realty

Glacier City Real Estate News
Thirty-second Edition, April 2016
1st Quarter 2016 Property Sales Report
Girdwood / Turnagain Arm
January 1 - March 31, 2016
Seven homes, two condos and three
vacant lots sold between January 1st March 31st, 2016. This is the lowest
number of condo sales in the first quarter since
1999, when only 1 condo sold.
!
Home Sales - 120 Loveland Road
came on market July 17th, 2015 and sold
after 161 days. This small cabin is
located very near the Alyeska Resort
Daylodge and features a footbridge and
wrap-around deck. 284 Alta Drive listed
October 5th, 2015 and sold after 40
days on market. A successful nightly
rental, this home sold turnkey furnished
and includes a Murphy’s bed, spiral
staircase to the upstairs bedroom and
large deck out back. 187 Northland
Road entered the market January 6 and
sold in 20 days. Multiple decks, wood
stove and open living area are just a few
features of this ski chalet. 224 Taos
Road went on market November 20th,
2015 and pended after 45 days. Features
in this home include two living areas,
vaulted wood ceilings and an open deck
above the garage. Single family homes
this close to the resort are very
desirable, whether it’s a ski home or fulltime residence. 928 Timberline Drive
was listed September 30th, 2015 and
sold in 31 days. This home was also
used as a nightly rental and was priced
using the income approach rather than
sales comparison. In addition to the
1,800 square foot home, there is also a
bunkhouse with a wood stove, small
living area and built-in bunks. 2940
Alyeska Highway came on market
Property Address
Girdwood, AK
December 17th, 2015, was under
contract the following day after multiple
offers and sold for well over list price.
This classic chalet has everything a
buyer wants; open floor plan with
vaulted ceilings, gas fireplace, huge
kitchen with built-in dining area, carport
and hot tub. Add in the close proximity
to the Daylodge and stellar views of the
mountain and you have a home run. 120
Turin Drive listed January 29 and sold
after 9 days on market. Built in ’84 by
EE/CC Fine Homes, this property
features a large kitchen & living area
with hardwood floors, all bedrooms on
one level, a covered entry and attached
garage. These 7 homes sold for an average of
99% of their last active list price after an
average of 44 days on market.
Condo Sales - 162 Taos Road #1
(Taos Condos) came on market
September 9th, 2015 and sold after 86
days. The Taos condos are popular due
to the fact they have a two-car attached
garage and two full baths. Additionally,
this condo has bamboo flooring, large
windows and washer/dryer in unit. This
association does not allow for nightly
rentals. 282 Crystal Mountain Road
#109S (Alyeska South Brighton) listed
January 22 and sold in 3 days. Located
on the first floor, this studio has newer
kitchen cabinets, Murphy’s bed and
wood burning fireplace. The building
has coin-op laundry and common sauna.
These two condos sold for an average of 99%
of their last active list price after an average of
45 days on market.
Vacant Land - Lot 96B Hottentot
Mine Road came on market May 30th,
2013 and sold after 933 days. This
quarter acre lot has public sewer
adjacent to the property, is heavily treed
and level. L45 Crow Creek Road listed
Last Active
List Price
Days on
Market
Bed /
Bath
Lot / Res SF
120 Loveland Road
$199,500
161
0/1
12,500 / 432
284 Alta Drive
$310,000
40
1/ 1
13,125 / 884
187 Northland Road
$339,000
20
2/1
12,500 / 1,120
224 Taos Road
$499,000
45
4 / 2.75
12,500 / 2,215
928 Timberline Drive
$539,000
31
3/3
10,132 / 1,824
2940 Alyeska Highway
$549,000
1
3 / 1.75
12,270 /1,825
120 Turin Drive
$449,000
9
3 / 2.5
16,178 / 1,790
162 Taos Road #1
$339,000
86
2/2
Condo / 1,168
282 Crystal Mountain Road #109S
$155,000
3
0/1
Condo / 520
L96B Hottentot Mine Road
$115,000
933
Vacant Land
11,373 / 0
L45 Crow Creek Road
$110,000
493
Vacant Land
15,180 / 0
L5 B1 Girdwood Original Townsite
$41,500
8
Vacant Land
6,000 / 0
March 20th, 2014 and sold after 493
days. This property is located between
the old Maxine’s building and the
Double Musky and is zoned gC-6
(mixed use commercial/residential.)
L5B1 Girdwood Original Townsite
entered the market February 22 and sold
8 days later. Located in Old Girdwood,
this 6,000 square foot lot is also zoned
commercial/residential. This lot has nice
mountain views and is adjacent to
California Creek. These 3 lots sold for an
average of 88% of their last active list price
after an average of 478 days on market.
!
Broker Summary - Last fall was very
busy in the Girdwood marketplace. I
was expecting a brisk winter season as
well. After all, interest rates remained
low, Alyeska had a good amount of
snow on top and there were lots of
visitors from Anchorage and the Valley.
Instead, we saw a lull from the holidays
through early February. This only lasted
about six to eight weeks, but it was at a
time following New Year’s when we
typically do see things get busy. When
sales did pick up, we saw condos and
homes coming into the market place
and pending very quickly if they were well
priced. Why do some properties sell
before they go into the Alaska
Multiple Listing Service? (MLS)
There were some properties that entered
MLS and sold with zero days on market.
This can happen for any number of
reasons. Some real estate licensees first
advertise new listings in forums other
than the MLS. Examples include
brokerage websites, Facebook, Zillow,
Trulia or Craigslist. As long as the
licensee properly informs a Seller and
leaves the decision up to them, they can
withhold a listing from MLS for as long
as the Seller allows it. In that case,
interested Buyers may contact the listing
120 Loveland Rd.
284 Alta Drive
187 Northland Rd.
224 Taos Road
928 Timberline
2940 Alyeska Highway
120 Turin Drive
162 Taos Road #1
282 Crystal Mtn. 109S
PO Box 550, Girdwood, AK 99587 / 907-783-1910 / info@glaciercityrealty.com / Anchorage Branch Office 237 E. Fireweed Lane Ste. 301 Sam Daniel, Broker 907-227-4626 | Loretta Daniel, Realtor 907-227-4142 | Rebecca Reichlin, Associate Broker 907-441-8125
Jackie Moser, Realtor 907-947-0494 | Michael Kesler, Realtor 907-250-0702 | Lars Danner, Realtor 907-575-5552 | Dawn Danner, Realtor 907-575-0550
PO Box 550
Girdwood, AK 99587
Girdwood school addition !
September 2014
Glacier City Realty - Honesty and Integrity in everything we do
brokerage, attempt to see the property
through their real estate professional or
wait and hope that it’s still available
when it hits the MLS. The argument
for MLS- Once a property is ready for
market, it will receive maximum
exposure through MLS. MLS syndicates
to Zillow, Trulia and realtor.com, which
get most of the real estate traffic. By
allowing the marketplace to determine
the value though competitive bidding
and the negotiating process, it will net
the Seller the best possible sales price.
When there is very little inventory on
the market, such as right now, this can
be very frustrating for Buyers who see
properties come and go before they
even have a chance to view them.
Every listing and sales transaction is
unique; Sellers and Buyers often have
very different expectations about the
process and outcome. Conversely,
Buyers who decide to work with a local
broker have an expectation that if that
broker has new listings coming up they
may receive at least some early warning
of new properties hitting the market
place. It makes for a lot of confusion
and frustration on the part of the
Buying and Selling public. Particularly
when the market is tight. What does it
all mean? The market is heating up all
over Southcentral Alaska. With the
longer days, low interest rates and
increase in inventory we should see a
very busy spring and summer sales
season. I believe we will see other
pauses in the market as the future
unfolds and the State and Municipality
come to grips with decreased revenue,
job losses and concern for the
economy. Looking to the future I am
optimistic that Alaskans will find their
way forward to come up with a balance
of cuts, taxes and new revenue to
balance the budget and provide
consumers with a sense of confidence
that Alaska will get through the current
downturn in our oil driven economy.
1818 Alyeska Highway, Girdwood
1815 Alyeska Hwy #3B, Girdwood
MLS #16-772
2 bed / 2 bath / 2,464 s.f.
Offered at $599,000
Girdwood’s Future – Public Safety is
at the top of many local and
Anchorage resident’s minds. As of
publication, it looks as if Proposition 9
was defeated by a small margin. The
Alaska State Trooper post in Girdwood
is closing June 30th, 2016. What
impacts this will have locally is the
subject of much speculation. We will
soon find out what comes next. Watch
for local meetings and get informed.
Girdwood Board of Supervisors
meetings are held the third Monday of
every month.
Road Improvements are the other
major happening in GirdwoodAlyeska Highway is being narrowed
from the bridge by Tesoro to Crow
Creek Road due to the bike path being
completely rebuilt and widened. The
remainder of Alyeska Highway to
Arlberg Road is being resurfaced.
Glacier City Realty, Inc. Nightly Rental Property
Management
!
We are pleased to announce that in
addition to managing long-term
rentals, we’ll also be managing
nightly rentals. We’ve long been the
industry standard for quality property
management services and will
provide the same great service
you’ve come to expect from Glacier
C i t y R e a l t y. P l e a s e e m a i l
jackiemoser@glaciercityrealty for
more information on our nightly
property management services. Long
or short-term, we’ll take great care of
your investment!
Egloff Road has an upcoming major
road improvement all the way past the
library and down to the softball fields.
The paving of Olympic Mountain Loop
will finally be finished and the Arlberg
Road extension is currently underway.
Girdwood is going to have an eventful
and busy summer. So…get out your
bikes to avoid the construction locally,
stay alert and stay involved in what is
happening in our community.
MLS #16-1903
2 bed / 2 bath / 1,049 s.f.
Offered at $258,000
This sales report is based on information from Alaska MLS, Inc. for 1/1/2016 - 3/31/2016 but not compiled or published by Alaska MLS, Inc. Data maintained by Alaska MLS, Inc.
may not reflect all real estate activity. The information used in this publication is copyrighted by Alaska MLS, Inc. 2016 and no portion may be reproduced, redistributed, or
retransmitted without the express permission of Alaska MLS, Inc. Further, Alaska MLS, Inc. does not guarantee the accuracy of the information contained herein.